2750 Alden Rd #47 #47 · Fruitland, ID 83619

$140,000

3 bd · 2.0 ba · 1,092 sqft · Manufactured · 48 Days on market

Built 2000

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated home in the lovely River Ridge Estates on the RIVER! This split bedroom floor plan features 3 beds, 2 full baths, a sweeping open living space and a comfortable breakfast bar. Enter into the wide master bedroom with a large bath and a sizable walk-in closet. Recently updated HVAC, laminate flooring and neutral interior/exterior paint throughout. All kitchen appliances included. Enjoy the welcoming covered entryway and the privacy on the spacious front deck. Attached double carport and a lot of extra storage area with two roomy storage sheds. This quiet and clean 55+ community is close to shopping, restaurants, medical and many other amenities.

Key facts

• Covered entryway
• Large storage sheds
• Spacious front deck

Tags

• NEW ROOF
• GRANITE COUNTERTOPS
• LARGE STORAGE SHEDS
• UPDATED HVAC
• COVERED ENTRYWAY
• SPACIOUS FRONT DECK

Property features AI

Finance

• HOA & community: Located in an over-55 community / mobile home park

Exterior

• Parking: Two covered parking spaces; Two-space carport; Finished driveway
• Utilities: City water service; Sewer connected; Cable connected; Broadband internet
• Home design: Mobile/manufactured home on a rented lot; Located in an over-55 mobile home park community; Built in 2000
• Construction: Wood siding; Composition roof; Built in 2000
• Exterior features: Covered patio/deck; Storage shed; Paved road access

Interior

• Kitchen: Dishwasher; Freestanding oven/range; Refrigerator; Pantry; Granite counters; Breakfast bar
• Bedrooms: Three bedrooms on the main level (including master on main)
• Flooring: Carpet
• Bathrooms: Two bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Primary bedroom with private bath; Split bedroom floorplan; Great room; Walk-in closet(s); Breakfast bar; Pantry; Granite counters
• Laundry & utility: Utility room on the main level; Electric water heater; Tank water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.0% in Fruitland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#51 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Fruitland District (town): math 33% / reading 50% proficiency, ranked #60 of 92 in ID (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fruitland Elementary School (math 38% / reading 40%, grade F, #247 of 357 statewide, top 70%, 557 students, 45% FRL); Fruitland High School (math 27% / reading 62%, grade F, #61 of 169 statewide, top 41%, 542 students, 25% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 110 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 230 units permitted in Payette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $74,256
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2750 Alden Rd #47 #47	0.00mi	3/2.0	1,092 (0%)	20mo	$105,000	$96	83
2701 N Alder Dr #76 #76	0.12mi	3/2.0	1,064 (-3%)	10mo	$85,000	$80	82
3100 Alden Rd #4 #4	0.24mi	3/2.0	1,110 (+2%)	10mo	$39,900	$36	78
2750 Alden Road #15 Rd	0.00mi	2/2.0 (-1)	1,170 (+7%)	19mo	$80,000	$68	67
3100 Alden #10 #10	0.24mi	2/2.0 (-1)	952 (-13%)	14mo	$60,000	$63	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-12,167
• Equity at exit: $20,874

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $3,010
• Equity at exit: $12,105

Cash invested: $39,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 91 Strongly Landlord-Friendly
• State Idaho: 91 Strongly Landlord-Friendly · R+18
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempted; minimal tenant protections.

Methodology + full state rankings →

ZIP-level market 83619

• Home prices YoY: -30.4%
• Active inventory: 110
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,433 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $165

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 84%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Victoria Ave Fruitland, ID	3.0	1.0	1152	$700	$0.61	19d	1	0.59mi
1241 NE 3rd Ave Ontario, OR	2.0	1.5	1067	$1,006	$0.94	2d	1	1.23mi

Listing history 29 events

1. 2026-06-10
   days on market $140,000 Active 48 DOM
2. 2026-06-09
   days on market $140,000 Active 47 DOM
3. 2026-06-08
   days on market $140,000 Active 46 DOM
4. 2026-06-07
   days on market $140,000 Active 45 DOM
5. 2026-06-05
   days on market $140,000 Active 42 DOM
6. 2026-06-03
   days on market $140,000 Active 41 DOM
7. 2026-06-03
   days on market $140,000 Active 40 DOM
8. 2026-06-01
   days on market $140,000 Active 39 DOM
9. 2026-05-31
   days on market $140,000 Active 38 DOM
10. 2026-04-23
    listed $140,000 Active
11. 2024-10-17
    soldstatus Sold 671-char remark

    Show marketing remark (671 chars)

    Beautifully updated home in the lovely River Ridge Estates on the RIVER! This split bedroom floor plan features 3 beds, 2 full baths, a sweeping open living space and a comfortable breakfast bar. Enter into the wide master bedroom with a large bath and a sizable walk-in closet. Recently updated HVAC, laminate flooring and neutral interior/exterior paint throughout. All kitchen appliances included. Enjoy the welcoming covered entryway and the privacy on the spacious front deck. Attached double carport and a lot of extra storage area with two roomy storage sheds. This quiet and clean 55+ community is close to shopping, restaurants, medical and many other amenities.

12. 2024-10-02
    status Pending 671-char remark

    Show marketing remark (671 chars)

    Beautifully updated home in the lovely River Ridge Estates on the RIVER! This split bedroom floor plan features 3 beds, 2 full baths, a sweeping open living space and a comfortable breakfast bar. Enter into the wide master bedroom with a large bath and a sizable walk-in closet. Recently updated HVAC, laminate flooring and neutral interior/exterior paint throughout. All kitchen appliances included. Enjoy the welcoming covered entryway and the privacy on the spacious front deck. Attached double carport and a lot of extra storage area with two roomy storage sheds. This quiet and clean 55+ community is close to shopping, restaurants, medical and many other amenities.

13. 2024-09-13
    price $105,000 671-char remark

    Show marketing remark (671 chars)

    Beautifully updated home in the lovely River Ridge Estates on the RIVER! This split bedroom floor plan features 3 beds, 2 full baths, a sweeping open living space and a comfortable breakfast bar. Enter into the wide master bedroom with a large bath and a sizable walk-in closet. Recently updated HVAC, laminate flooring and neutral interior/exterior paint throughout. All kitchen appliances included. Enjoy the welcoming covered entryway and the privacy on the spacious front deck. Attached double carport and a lot of extra storage area with two roomy storage sheds. This quiet and clean 55+ community is close to shopping, restaurants, medical and many other amenities.

14. 2024-08-14
    status Active 671-char remark

    Show marketing remark (671 chars)

    Beautifully updated home in the lovely River Ridge Estates on the RIVER! This split bedroom floor plan features 3 beds, 2 full baths, a sweeping open living space and a comfortable breakfast bar. Enter into the wide master bedroom with a large bath and a sizable walk-in closet. Recently updated HVAC, laminate flooring and neutral interior/exterior paint throughout. All kitchen appliances included. Enjoy the welcoming covered entryway and the privacy on the spacious front deck. Attached double carport and a lot of extra storage area with two roomy storage sheds. This quiet and clean 55+ community is close to shopping, restaurants, medical and many other amenities.

15. 2024-07-16
    status Pending 671-char remark

    Show marketing remark (671 chars)

    Beautifully updated home in the lovely River Ridge Estates on the RIVER! This split bedroom floor plan features 3 beds, 2 full baths, a sweeping open living space and a comfortable breakfast bar. Enter into the wide master bedroom with a large bath and a sizable walk-in closet. Recently updated HVAC, laminate flooring and neutral interior/exterior paint throughout. All kitchen appliances included. Enjoy the welcoming covered entryway and the privacy on the spacious front deck. Attached double carport and a lot of extra storage area with two roomy storage sheds. This quiet and clean 55+ community is close to shopping, restaurants, medical and many other amenities.

16. 2024-05-29
    price $109,000 671-char remark

    Show marketing remark (671 chars)

    Beautifully updated home in the lovely River Ridge Estates on the RIVER! This split bedroom floor plan features 3 beds, 2 full baths, a sweeping open living space and a comfortable breakfast bar. Enter into the wide master bedroom with a large bath and a sizable walk-in closet. Recently updated HVAC, laminate flooring and neutral interior/exterior paint throughout. All kitchen appliances included. Enjoy the welcoming covered entryway and the privacy on the spacious front deck. Attached double carport and a lot of extra storage area with two roomy storage sheds. This quiet and clean 55+ community is close to shopping, restaurants, medical and many other amenities.

17. 2024-03-15
    listed $112,000 Active 671-char remark

    Show marketing remark (671 chars)

    Beautifully updated home in the lovely River Ridge Estates on the RIVER! This split bedroom floor plan features 3 beds, 2 full baths, a sweeping open living space and a comfortable breakfast bar. Enter into the wide master bedroom with a large bath and a sizable walk-in closet. Recently updated HVAC, laminate flooring and neutral interior/exterior paint throughout. All kitchen appliances included. Enjoy the welcoming covered entryway and the privacy on the spacious front deck. Attached double carport and a lot of extra storage area with two roomy storage sheds. This quiet and clean 55+ community is close to shopping, restaurants, medical and many other amenities.

18. 2022-11-25
    soldstatus Sold 488-char remark

    Show marketing remark (488 chars)

    55 up community on the river in a Cult-a-sac. You are not going to want to miss this well cared for home. This open floor plan with 3 beds and 2 baths single level with 2 sheds for storage. Front entrance deck to enjoy the sunrises and sunsets. Large laundry room off kitchen and dining area. This open kitchen has large breakfast bar, panty and lots of counter space. The master has a garden oval tub and walk in closet. Lot Rent is $620 a month This home can be moved at buyers expense.

19. 2022-10-28
    status Pending 488-char remark

    Show marketing remark (488 chars)

    55 up community on the river in a Cult-a-sac. You are not going to want to miss this well cared for home. This open floor plan with 3 beds and 2 baths single level with 2 sheds for storage. Front entrance deck to enjoy the sunrises and sunsets. Large laundry room off kitchen and dining area. This open kitchen has large breakfast bar, panty and lots of counter space. The master has a garden oval tub and walk in closet. Lot Rent is $620 a month This home can be moved at buyers expense.

20. 2022-10-11
    price $99,000 488-char remark

    Show marketing remark (488 chars)

    55 up community on the river in a Cult-a-sac. You are not going to want to miss this well cared for home. This open floor plan with 3 beds and 2 baths single level with 2 sheds for storage. Front entrance deck to enjoy the sunrises and sunsets. Large laundry room off kitchen and dining area. This open kitchen has large breakfast bar, panty and lots of counter space. The master has a garden oval tub and walk in closet. Lot Rent is $620 a month This home can be moved at buyers expense.

21. 2022-09-23
    price $101,500 488-char remark

    Show marketing remark (488 chars)

    55 up community on the river in a Cult-a-sac. You are not going to want to miss this well cared for home. This open floor plan with 3 beds and 2 baths single level with 2 sheds for storage. Front entrance deck to enjoy the sunrises and sunsets. Large laundry room off kitchen and dining area. This open kitchen has large breakfast bar, panty and lots of counter space. The master has a garden oval tub and walk in closet. Lot Rent is $620 a month This home can be moved at buyers expense.

22. 2022-09-07
    listed $104,900 Active 488-char remark

    Show marketing remark (488 chars)

    55 up community on the river in a Cult-a-sac. You are not going to want to miss this well cared for home. This open floor plan with 3 beds and 2 baths single level with 2 sheds for storage. Front entrance deck to enjoy the sunrises and sunsets. Large laundry room off kitchen and dining area. This open kitchen has large breakfast bar, panty and lots of counter space. The master has a garden oval tub and walk in closet. Lot Rent is $620 a month This home can be moved at buyers expense.

23. 2020-06-04
    soldstatus Sold
24. 2020-05-12
    status Pending
25. 2020-04-13
    listed $79,900 Active
26. 2019-07-17
    historical
27. 2019-07-02
    status Pending
28. 2019-05-28
    listed $79,900 Active
29. 2013-08-13
    listed $33,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,200
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$4,073
• Taxable loss: −$267
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $2,042/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Fruitland District
• NCES district ID: 1601140
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $47,510
• Composite: 35.43/100
• National rank: #4933
• State rank: #60 of 92 in ID

Livability — Fruitland

• Score: 71/100
• State rank: #51
• US rank: #6760

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fruitland, ID
• County: Payette County · 19,928 people
• City population: 8,823
• Metro: Ontario, OR-ID
• Population (ZIP): 8,823
• Household income: $66,267
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 211.0

Population outlook (Payette County) Hauer SSP2

• Today (2025): 23,392 people
• By 2030: 23,523 · +0.6%
• By 2040: 23,792 · +1.7%
• By 2050: 24,002 · +2.6%
• By 2075: 25,286 · +8.1%
• By 2100: 26,673 · +14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 3% Scottish 3% Portuguese 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Payette

• 2024 margin: Solid R (+62.9) · D 17.6% · R 80.4% · Other 2.0%
• 2008→2024 swing: -21.4pp toward R · 2008: -41.5pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+59.3 2016: R+59.9 2012: R+44.0 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.19%
• Current HPI: 266.5112
• Rent YoY: —
• Metro: Ontario, OR-ID
• State GDP YoY: ▲ 4.51%
• F500 in state: 6

Industry mix (Fortune 500 HQ in ID)

Industry	F500 HQs	Revenue
▸Retail	1	$79B
▸Technology	1	$25B
▸Food / Agriculture	1	$6B

Price history

+324.2% since first listed

20 events — show timeline

• 2026-04-23 Listed $140,000 IMLS
• 2024-10-17 Sold (MLS) — IMLS
• 2024-10-02 Pending — IMLS
• 2024-09-13 Price Changed $105,000 IMLS
• 2024-08-14 Relisted — IMLS
• 2024-07-16 Pending — IMLS
• 2024-05-29 Price Changed $109,000 IMLS
• 2024-03-15 Listed $112,000 IMLS
• 2022-11-25 Sold (MLS) — IMLS
• 2022-10-28 Pending — IMLS
• 2022-10-11 Price Changed $99,000 IMLS
• 2022-09-23 Price Changed $101,500 IMLS
• 2022-09-07 Listed $104,900 IMLS
• 2020-06-04 Sold (MLS) — IMLS
• 2020-05-12 Pending — IMLS
• 2020-04-13 Listed $79,900 IMLS
• 2019-07-17 Listing Removed — IMLS
• 2019-07-02 Pending — IMLS
• 2019-05-28 Listed $79,900 IMLS
• 2013-08-13 Listed $33,000 IMLS